bld20100654_Oreilly-1.doc
City of Edmonds
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121 5 AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Plan Review Corrections
Plan Check : Date:
# bld20100654 March 28, 2011
Project Name/Address:
O’Reilly Auto Parts Store 23005 Highway 99.
Contact Person/Address/Fax
__Jessica Iverson Email: jiverson@cmarch.com_____________
ReviewerDivision:
: JoAnne Zulauf Engineering
During review of the subject submittal, it was found that the following information, corrections, or
clarifications need to be addressed. All Handouts and Standard Details referred to in these comments
can be accessed on our website: www.ci.edmonds.wa.us under City Government / City Departments
/Public Works/ Engineering Division.
Engineering Development Checklist
I have included a highlighted copy of the provided to you on
July 15, 2010 in response to the Engineering Pre Application Review. I have included in these
comments a few explanations and details referencing the highlighted items on the Checklist. My
do not
comments provide a full list of all requirements. Most of the hightlighted items reference
handouts and standard details that provide all the information needed to meet the City of Edmonds
requirements and submittal expectations. Please let me know if any questions arise that the City of
Edmonds (COE) reference material does not provide.
Due to the volume of information that was not included in the submittal, the Engineering review for the
Any subsequent resubmittals will be reviewed as “new” plans providing our reviewers with a target date
of completion equal to a first submittal.
PLEASE NOTE:in addition
The comments below are to the requirements listed under each
highlighted section of the attached checklist. Please respond to both documents. Additional comments
may arise during review of subsequent submittals.
GENERAL
1. Please provide an itemized cost estimate, including units and unit prices, for both on-site and off-site
(right-of-way) improvements, including traffic control.
A bond is required to be placed for all right-of-way improvements. The amount of the bond will
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Be based on 120% of the City approved estimate for all right-of-way improvements. The City will
inform you of the appropriate bond amount after review of the cost estimate. Bond forms can be
obtained from Theresa Umbaugh, Permit Coordinator – 425-771-0220 or
umbaugh@ci.edmonds.wa.us.
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Inspection fees for this project will be calculated at 2.2% of the 120% City approved estimate for
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all improvements.
2. Please add a cover sheet to civils with all general information. Include index of sheets.
3. Provide Construction Sequence and General Notes – verbatim using sample language attached to the
Checklist.
4. Provide specific contact information for all Edmonds utilities on civils. See COE Handout E28.
5. Add utility sheet to civil set, Sheet Cx.
6. A separate Drainage plan sheet is required. Add to civil set, Sheet Cxx.
7. Add a Traffic Control sheet to plans, Sheet Cxxx.
TRAFFIC IMPACT ANALYSIS
1. Please review the Traffic Impact Fee Handout E82 and submit a completed worksheet or report as
required.
2. Traffic Analysis report should address the proposed 230th access.
STORMWATER REVIEW
The following comment has been provided by Stormwater Program Manager Jerry Shuster in review of the
Stormwater Site Plan prepared by LPD Engineering, dated February 11, 2011. Please contact Jerry directly with
any questions related to this comment. Jerry can be reached by phone at 425.771.0220 or by email at
shuster@ci.edmonds.wa.us.
STORMWATER REPORT
1. For a better understanding of the stormwater management requirements, please go to our website
http://www.ci.edmonds.wa.us/strm_wtr_mgmt.stm and examine the code and associated Stormwater
Code Supplement. Using handout #E72, determine project's site classification and drainage basin, once
completed, list the applicable minimum requirements.
2. The Drainage Report should list how the design will meet all the applicable minimum requirements.
If site has 5,000 sf of new + replaced pollution generating impervious surface, it needs runoff treatment
(minimum requirement #6). Since this site is located in the Hall Creek/Lake Ballinger basin, the runoff
treatment requirement will include both basic treatment and phosphorus control. For minimum
requirement #7, Flow control, the system must be design using a continuous simulation model as
described in the Stormwater Code Supplement Section 5.7.3 (assuming it is a Small Site Project), and not
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HydroCAD, an event-based model. The allowable discharge rates cited in the Drainage Report are
correct. These are only relevant though if all pervious areas have compost-amended soils (assuming
negligible runoff) per City standard (available upon request). Please indicate pervious areas that will be
compost-amended.
3. The geotechnical report indicates significant amounts of sand gravel in the underlying soils. The City
of Edmonds highly encourages the use of low impact,pact development stormwater control techniques
such as rain gardens and infiltration systems rather than large traditional detention systems. Instead of
controlling for 100% of the impervious surface area, LID techniques only have to control for 90% of the
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STORMWATER REPORT cont.
impervious area. The applicant should consider LID for all or part of the stormwater control scheme for
the site. If not feasible, provide the though processes used to screen out these LID techniques.
4. A significant area at the north end of the site will not drain into the stormwater control system.
Every attempt should be made to pick up as much runoff from as much of the site as possible. For
the area to the north of the site that ends up by passing the detention area, indicate the newly modeled
flow off this area and demonstrate it will not cause flooding of the right-of-way on 230th St SW during a
100-yr event. The detention vault or other flow control BMP must include this bypassed area to
"overdetain" the actual drainage area to compensate for the bypass.
5. The parking lots of auto part stores regularly turn into make-shift garages for customers that work
on their vehicles after making purchases at the store. This can result in discharges of pollutants into the
storm system (illicit discharges). In the drainage report under minimum requirement #3 (Source
control), provide a description of the best management practices that will be used to minimize the
release of pollutant into the storm system from customers and from overall operations of the store.
Sheet C1, Site Grading Plan : Please provide a separate Drainage Plan..
Please remove all Stormwater information, locations, details, calculations, etc.
to the separate Drainage Plan.
SHEET Cx STORMWATER SITE PLAN
1. A detailed cross section of the detention system must be provided.
2. All changes in pipe direction must be at catch basins for pipes 12 inches in diameter or greater. Small
pipes can change direction using elbows but cleanouts must also be included.
3. Provide a cross section of the proposed crossing of the water line at the mitigation system.
4. If infiltration is proposed for mitigation, please address utility location in the vicinity.
5. Add impervious surface calculations to this sheet.
A complete review will be initiated after these important revisions are made.
SHEET C1 GRADING/TESC
Please remove all Stormwater information, locations, details, calculations, etc.
from the Grading/TESC plan (Sheet C1) and place on a separate Stormwater Plan.
GRADING:
1. Remove all information related to the proposed construction. This drawing should only show the existing and
proposed elevations and the temporary erosion control measures to be installed.
2. City of Edmonds requires elevations at either 2’ or 5’ of change. Elevations TC and PVT not necessary.
3. Grading quantity information is not included on plan. Include quantities for building foundation and provide
bottom of footing elevation for the proposed structure.
TESC:
1. Show location of erosion and sediment control measures proposed.
2. Move Sheet C3 tecs details to Grading/TESC sheet C1.
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TESC cont.:
3. TESC details are not consistent with City of Edmonds standard details. Please replace temporary erosion
control details #8 through #12 replace with COE details E1.1, E1.2 and E1.3.
4. Refer to City of Edmonds Handout Ell for Erosion and Sediment Control Notes. Add any further notes
required by the Supplement and Stormwater Manual for your site classification.
5. Erosion control notes on the current submittal sheet C1 shall be revised as follows;
Note #2: Replace “80%” with “100%”. Add “All Disturbed Will Be Compost Amended Consistent
with 2005 Stormwater Manual Detail T5.13.”
Note #3: Replace third sentence with “Failure of erosion and sediment control measures resulting in
contaminating the City’s stormwater will result in fines of up to $500 per day and will result in a Shut
Down of site until enforcement requirements are met.
Note #4: After “may be required…” add “at any time due to unforeseen site conditions.” Remove
remaining section of the note.
Note #5: Remove “minimize” and replace with “prevent”.
Note #6: Replace sentence to refer to all TESC details.
Note #7: Add “and geotechnical inspector” to end of sentence.
SHEET C2 SITE DEVELOPMENT PLAN
GENERAL:
1. Add to symbols legend hatching for landscape areas and hatch as appropriate.
2. Please add or revise Key Notes as follows:
Note 13: Refer to City of Edmonds standard detail E2.7. Add detail to plan set.
Note 17: Replace “Albemarle…..” with City of Edmonds or WSDOT standards/specifications.
Note 18: Confirm that parking striping will be yellow and not white. Add : “All pavement markings
shall conform to section 8-22 pavyement marking of WSDOT/APWA standard specifications.”
Note 19: Revise to “Sign shall be reviewed under the requirements of the Building Division. See
Handout B72 for sign submittal requirement.
Note 20: Remove second sentence. Replace detail 1/C3 with Standard Details referenced below.
3. Please add or revise General Notes as follows:
#E: replace “may need” with “require separate” and replace “or” with “and”.
#G Add “and current WSDOT specifications.”
4. Please revise “Symbols Legend” to include hatching for landscaping and hatch plan as appropriate.
SITE ACCESS:
1. Add WSDOT standard detail for driveway approach and sidewalk ADA requirements. Please note that
truncated domes are not required for ingress and egress on this project.
2. Add WSDOT standard detail for intersection ADA ramps, striping etc. Truncated domes are required per
standard.
FRONTAGE IMPROVEMENTS
1. Add notes to plans for requirements of removal and replacement of frontage improvements.
2. Replace Sheet C3 Detail #3 with COE Detail E2.8.
3. Provide WSDOT ADA compliant curb ramp detail and limits of work on plan sheet.
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4. Show existing sidewalk and any ramps along 230 St SW.
5. Replace Sheet C3 Detail #4 with COE Detail E2.13.
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:
PARKING LOT
1. Refer to Building Division Handout B56 for required information.
2. Parking lot information should be included on sheet C2.
3. Show all directional striping, signage, dimensions of parking spaces, width of drive aisles including width at
turns. Include any requirements identified by the traffic impact analysis.
STAGING/LAYDOWN AREA:
1. Show on location of stockpiling on plans.
SHEET CXX UTILITY PLAN (currently SU)
SHEET NOTES:
1. Contractor caution note refers to a grinder pump. Is there a grinder pump on this property? Are you
proposing adding a grinder pump? If so, show location on plan sheet and add grinder pump detail and must
conform to State of Washington Department of Ecology’s Criteria for Sewage Works Design.
2. Replace Utility contacts with City of Edmonds contact information. See Handout E11.
3. Electrical is to be a separate permit obtained from Labor and Industries. (Checklist contains the information
required for this plan sheet.)
4. Please remove symbols not used in plans.
5. On Construction Note add “and current WSDOT specifications” to end of sentence.
6. On Conditional Notes #2, please remove APD Engineering and replace with current information.
WATER SERVICE:
1. Show exact location of water meter and RPBA per City of Edmonds standard detail E7.10. as required.
2. Add irrigation requirements and locations on Sheet SU. Refer to enclosed COE brochure.
3. Will there be a separate fire line? If so, then DCDA required in vault, Standard Detail E7.7 or refer to
Standard Detail E7.8.1. Add detail to plan set.
4. Show fire hydrant and note that 4” storz adapter required.
5. Detail #3 Watermain Crossing-where is this proposed?
6. Water Service and Electrical service appear to cross near sign. Provide a cross
section of the crossing.
7. Water line crosses area where infiltration trenches are located . Provide a cross section
of this crossing in the plan set.
8. Remove detail #6 and replace using specific information provided in the Water Service Line Handout E 86 for
installation requirements.
9. Note separation between sign and water service. Must meet standard utility
specifications for electricity.
SANITARY SERVICE:
1. Add note to plans regarding requirements for reuse of side sewer and sewer lateral.
“If reusing Side Sewer: Property owner must have condition verified and provide a report and TV to the
City’s Public Works department for review.”
“If re-using existing Sewer Lateral: condition must be verified by the City’s Public Works department.
Contact Edmond’s Sewer Division: 425-771-0253”
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SANITARY SERVICE cont.:
2. Sewer line shall be a minimum size of 6” and minimum depth of 24” for commercial projects. Also note
sewer pipe material on plans (SDR 35 or D.I. required).
3. Provide 6” cleanout at property line.
4. Show ss connection on adjacent property and at City main.. Provide easement agreement.
5. Note at NE corner of building indicates ss cleanout but no ss shown. Revise plans.
6. Add proposed inverts for all cleanouts and at connection to City main. Remove “TBD”.
7. Provide cross section showing ss and gas line crossing.
8. Please replace sewer detail #5 and replace with detail E4.1. Note on detail pipe bedding of sand and pipe
zone of ¾” crushed.
RECYCLE TRASH ENCLOSURE:
1. Add detail from Handout E37 for the applicable design.
2. Show adequate turn radius for garbage and recycling trucks to access enclosure.
ELECTRICAL POWER SOURCE:
1. Add information requested on attached document.
2. Electrical Permit shall be obtained through Labor and Industries.
SHEET Cxxx TRAFFIC CONTROL PLAN/HAUL ROUTE
:
1. Not provided. Please submit plan for review.
These comments are in addition to the requirements noted in the attached highlighted checklist. All
Handouts and Standard Details referenced in the Pre-Application Checklist should be reviewed for
plan revision requirements.
Please resubmit a written response to all comments and 3 copies of the revised plans/documents to
Theresa Umbaugh, Development Services Coordinator. Please contact me at 425-771-0220 or by email at
zulauf@ci.edmonds.wa.us if you have specific questions regarding these plan corrections.
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